They also have a $1 million insurance policy that has paid me out for damaged items in the past.

If values are going up over time and someone else is covering your expenses, that's an excellent start. 

Delays to finish construction and to place tenants.I was able to sell 2 properties back, even though got paid way less than what they sold them for but my last property I simply do not know what's going on since April, when the 12 months guarantee rentals period finished.

If I get a small construction loan to the property and pay interest expense, would this qualify as a business expense (adding pool and etc)?

Every time they get paid they'll think about you.

Is it possible for an investor to work directly with a DST sponsor and "save" some/all of the commission that would have been paid to a broker?

Turn over is the largest expense we have - it costs us about $5,000 on average and so we do everything we can to avoid it.

We use quickbooks online to track our time, payroll, and income and expense tracking. 

Without any experience, mistakes and learning in this industry can be very expensive.

How does our renovation and furniture expense factor into a cost segregation study?